With updated 2025 tiers, fixed deposits from USD150,000, and state-based property thresholds (typically from RM1 million in Peninsular Malaysia), MM2H offers flexible residency, property ownership opportunities, healthcare access, and tax advantages for retirees, investors, and lifestyle movers in 2026.
Are you considering Malaysia as your second home? The Malaysia My Second Home (MM2H) programme offers a long-term visa for retirees, investors, and expatriates, but with recent 2026 updates, it’s important to understand the new requirements.
The 2026 changes include updated financial criteria, property purchase rules for foreigners, and more specific eligibility for dependents.
In this guide, we’ll walk you through the new financial requirements, including fixed deposits and income thresholds, and explain the updated property regulations you need to know.
Whether you’re planning to retire, start a business, or invest in property, we’ll provide you with step-by-step instructions on how to apply and make the most of this opportunity.
What is Malaysia My Second Home (MM2H)?
The Malaysia My Second Home (MM2H) programme allows foreigners to live in Malaysia on a long-term basis.
Whether you’re looking to retire, invest, or experience a new lifestyle, MM2H allows you to stay in Malaysia on a multiple-entry social visit pass, which is renewable every five to ten years, depending on the tier you qualify for.
The programme is popular due to Malaysia’s affordable living, excellent healthcare, and diverse culture.
Here are some key criteria and requirements for applying to the MM2H programme:
- Age Requirement: Applicants must be at least 25 years old (varies for dependents).
- Financial Requirements: Applicants must meet specific income and asset thresholds.
- Fixed Deposit: A minimum fixed deposit amount is required, depending on the tier.
- Property Purchase: Applicants can purchase property, subject to state regulations.
- Health Insurance: Medical insurance coverage is required for applicants under 60.
- Dependents: Spouses, children, and sometimes parents can be included in the application.
MM2H provides an excellent opportunity to live in Malaysia, combining the benefits of long-term residency with the flexibility to explore the country’s many opportunities.
Key Updates in MM2H as per 2025
The Malaysia My Second Home (MM2H) programme has undergone several key updates, making the application process more streamlined and accessible. If you’re planning to apply, understanding these changes is crucial.
Here’s a breakdown of the main updates:
- Financial Criteria: The financial requirements have been adjusted. Applicants must now show sufficient income and liquid assets to support themselves during their stay in Malaysia. The revised income thresholds and liquid asset requirements ensure that applicants are financially stable.
- Fixed Deposit Requirements: Applicants must open a fixed deposit with a Malaysian bank. The amount varies by tier. For example, the Silver tier requires a minimum of USD 150,000, while the Platinum tier requires USD 1,000,000.
- Property Purchase: Foreign buyers must meet the minimum property value thresholds set by each state. These thresholds vary by region, with some states requiring a minimum of RM600,000 for foreign ownership.
- Health Insurance: All applicants under the age of 60 must provide proof of valid health insurance coverage in Malaysia. This ensures that applicants can access Malaysia’s healthcare system and maintain their well-being during their stay.
- Visa Duration: The MM2H visa validity has been extended. The Silver and Gold tiers now offer five-year validity, while the Platinum tier offers up to ten years. This makes it easier for residents to enjoy a long-term stay without the hassle of frequent renewals.
- SEZ/SFZ (Special Economic Zones/Special Foreign Zones): A significant update to the MM2H programme for 2025 is the introduction of Special Economic Zones (SEZ) and Special Foreign Zones (SFZ). These zones are designed to attract foreign investment and talent by offering additional incentives for business activities and long-term residency.
These updates are designed to make MM2H a more secure and appealing option for those looking to settle in Malaysia long-term. Whether you’re planning to retire, invest, or explore new opportunities, these changes provide more flexibility and clarity in the application process.
State-by-State Minimum Property Price Requirements for Foreign Buyers (2025)
Understanding the latest property price thresholds across different states in Malaysia helps to see how local authorities manage foreign interest while ensuring that housing remains accessible to residents. Below are the minimum purchase prices for foreign buyers in various regions:
| State / Territory | Minimum Price for Foreign Buyers | Notes / Conditions |
| Kuala Lumpur | RM 1,000,000 | Applies to most strata units; landed homes require additional approval. |
| Labuan | RM 1,000,000 | Similar rules to the Federal Territories (FT) regions. |
| Selangor (Zone 1): Petaling, Gombak, Hulu Langat, Sepang, Klang | RM 2,000,000 | Strata-landed properties are allowed; individual landed homes are restricted. No agricultural or auction land. |
| Selangor (Zone 2): Kuala Selangor, Kuala Langat | RM 2,000,000 | Same restrictions as Zone 1. |
| Selangor (Zone 3): Hulu Selangor, Sabak Bernam | RM 2,000,000 | Limited availability of high-rise properties. |
| Johor | RM 1,000,000 (strata/high-rise) | RM 2,000,000 for landed properties in designated international zones. |
| Putrajaya | RM 1,000,000 | Limited residential options, mostly strata properties. |
| Melaka | RM 1,000,000 (landed) | RM 500,000 (strata/high-rise). |
| Negeri Sembilan | RM 1,000,000 (landed/strata landed) | RM 600,000 (high-rise/strata). |
| Penang Island | RM 3,000,000 (landed) | RM 1,000,000 (condominium). |
| Penang Mainland | RM 1,000,000 (landed) | RM 500,000 (strata). |
| Kedah | RM 600,000 | RM 1,000,000 in Langkawi only. |
| Perak | RM 1,000,000 | Applies to both landed and high-rise properties. |
| Perlis | RM 500,000 | One of the lowest thresholds for foreign buyers. |
| Kelantan | RM 1,000,000 | Primarily applies to landed properties. |
| Pahang | RM 1,000,000 | Price thresholds depend on the district and property type. |
| Terengganu | RM 1,000,000 | Subject to state authority approval. |
| Sabah | RM 1,000,000 (landed) | RM 600,000 (high-rise/strata). |
| Sarawak | RM 500,000–RM 600,000 | Varies by division; stricter local approval may apply. |
Important Notes
- State Adjustments: Property price thresholds may vary and be adjusted depending on market conditions, particularly in regions with high foreign demand.
- Approval: Meeting the minimum price does not guarantee approval for property purchase. State Authority consent is required.
- Landed Properties: Landed homes, especially in Selangor and Johor, are subject to stricter control and restrictions.
- Restricted Properties: Foreign buyers cannot purchase properties that fall under the Bumiputera quota, Malay Reserved Land, or affordable housing categories.
What Are the Benefits of Applying for MM2H?
The Malaysia My Second Home (MM2H) programme offers numerous advantages for those looking to live in Malaysia long-term. Whether you are seeking a peaceful retirement, looking to invest, or considering a fresh start in a new country, MM2H offers many benefits. Here’s why applying for MM2H is a great choice:
1. Long-Term Residency
One of the biggest advantages of MM2H is the ability to stay in Malaysia for the long term. The visa is renewable, offering flexibility and security for those who wish to live in Malaysia for several years.
Depending on the tier, the visa can last anywhere from five to ten years, significantly reducing the hassle of frequent renewals.
2. Access to Healthcare
Malaysia boasts an excellent healthcare system, both public and private, that is internationally recognised. MM2H holders have access to affordable healthcare services, including medical treatment and regular check-ups.
For retirees, this is especially appealing given the high-quality care available at a fraction of the cost compared to other countries.
3. Tax Benefits
Malaysia offers tax exemptions on foreign income, pensions, and other earnings brought into the country. This makes MM2H particularly attractive for those who wish to maintain their income from abroad while enjoying the benefits of residing in Malaysia.
Additionally, Malaysia has a relatively low cost of living, which further enhances the financial appeal of living here.
4. Property Ownership
MM2H holders can purchase property in Malaysia, subject to state-level minimum price requirements. This allows applicants to invest in the real estate market, whether for personal use or as a business opportunity.
The ability to own property in Malaysia adds significant value to the MM2H programme.
5. Education and Dependents
The programme allows dependents, such as spouses, unmarried children, and, in some cases, parents. This makes MM2H an attractive option for families looking to relocate.
MM2H holders can also access Malaysia’s high-quality education system, including international schools and universities, which is an appealing benefit for families with children.
6. Business and Investment Opportunities
For those looking to set up a business, MM2H offers a stable environment with easy access to the ASEAN market. While not all MM2H tiers allow you to work, the Platinum tier enables business owners to operate in Malaysia.
Overall, MM2H is an excellent opportunity for those seeking long-term residency in a country with a relatively low cost of living, strong infrastructure, and a vibrant culture. Whether for retirement, investment, or personal growth, MM2H offers a host of benefits that make Malaysia an attractive place to call home.
MM2H How to Apply? 7 Steps to Get Started
Applying for the Malaysia My Second Home (MM2H) programme is a clear and structured process, but it requires careful attention to the updated requirements for 2026.
Whether you’re applying for the Silver, Gold, or Platinum tier, following the right steps will ensure a smooth, successful application. Here’s a step-by-step guide on how to apply for MM2H:
Step 1: Determine Your Eligibility
Before starting your application, ensure you meet the age, financial, and health criteria for the specific MM2H tier you want to apply for.
Review the required monthly income and liquid assets, and verify that you have the necessary fixed deposit amount.
Step 2: Prepare Your Documents
Gather all required documents for submission. These typically include:
- A copy of your passport (valid for at least 6 months)
- Proof of monthly income (bank statements, salary slips)
- Medical check-up results (from a Malaysian doctor)
- Health insurance coverage for those under 60
- Police clearance certificate from your home country (for applicants over 18)
- Marriage certificate (if applying with a spouse) and birth certificates for children
- Proof of liquid assets (e.g., bank statements, investment reports)
Step 3: Submit Your Application
Applications for MM2H can be submitted through the official MM2H portal or accredited agents.
While it is possible to apply directly through the government portal, many applicants choose to use authorised MM2H agents to help with paperwork and ensure all criteria are met.
Step 4: Make Your Financial Commitments
Once your application is approved in principle, you’ll be asked to make the necessary fixed deposit into a Malaysian bank. The amount will depend on the tier you are applying for.
In addition, applicants may be asked to make an initial payment for medical insurance.
Step 5: Wait for Final Approval
After making your financial commitments, your application will be reviewed by the Malaysian Immigration Department. If everything is in order, you will receive the final approval and be issued your MM2H visa.
Step 6: Purchase Property (If Applicable)
If property purchase is a requirement for your tier, you must complete the property transaction within the first year of receiving your visa. The minimum property value varies by state and must meet the local foreign ownership rules.
Step 7: Visa Endorsement and Issuance
Once all requirements are fulfilled, you’ll receive your MM2H visa endorsement, which allows you to begin your residency in Malaysia.
The MM2H visa is a multiple-entry social visit pass, renewable every five to ten years.
Applying for MM2H in 2026 is a simple process, but it requires attention to detail to meet the updated requirements. With a clear plan, you’ll be ready to start your new life in this vibrant country.
Analyse real pricing trends with the latest subsale property transactions.Financial Requirements and Property Purchase Rules
One of the key aspects of the Malaysia My Second Home (MM2H) programme is meeting the financial requirements and understanding the property purchase rules, which differ depending on the tier you apply for. The financial criteria were updated, so it’s crucial to be clear about what’s required before submitting your application.
1. Fixed Deposit Requirements
Each MM2H tier has its own fixed deposit requirement, which must be made in a Malaysian bank. The deposit serves as proof of financial stability and helps ensure that applicants can support themselves while residing in Malaysia. Here’s an overview:
- Silver Tier: A fixed deposit of USD 150,000 is required.
- Gold Tier: A fixed deposit of USD 500,000 is required.
- Platinum Tier: A fixed deposit of USD 1,000,000 is needed.
The fixed deposit must remain in the bank for the duration of the visa and is only accessible after the visa is no longer valid or upon withdrawal from the programme.
2. Monthly Income Requirements
To ensure applicants can support themselves during their stay in Malaysia, the MM2H programme requires proof of a steady monthly income. This income should be from pensions, savings, or other regular sources.
3. Property Purchase Rules
For foreign buyers, the MM2H programme allows them to purchase property in Malaysia, but some specific rules and thresholds must be met. These rules can vary by state, but the following is generally applicable:
- Minimum Property Price: Foreign buyers must purchase properties that meet a minimum price threshold. This price varies by state:
- In Peninsular Malaysia, the minimum property price is RM1 million in most states.
- In Sabah and Sarawak, the minimum property price is usually RM 600,000, but this can vary by district.
- Foreign Ownership Limits: Foreign buyers are generally not allowed to purchase properties in certain areas designated for residents, such as low-cost housing or government-subsidised homes.
Aside from the fixed deposit and monthly income, applicants must purchase health insurance if they are under 60 years old. The insurance must be purchased from a Malaysian insurance provider and should cover basic health needs and emergency services during their stay.
Projects Eligible for MM2H Applicants in 2026
These developments align with the typical price range, location preferences, and lifestyle expectations of MM2H participants. They offer strong long-term value, modern facilities, and better neighbourhood connectivity.
| Project Name | Location | Estimated Price Range | Why It Works for MM2H |
| Papyrus North Kiara | Kuala Lumpur | From RM 868,000 – RM 900,000 | A suitable choice for those seeking privacy, spacious living, and a nature-inspired environment close to Kuala Lumpur. |
| Oxley Towers | KLCC | RM 1,700,000 – RM 18,500,000 | A premium choice for high-tier MM2H applicants seeking a KLCC lifestyle with potential for long-term capital appreciation. |
| Pavilion Square | Kuala Lumpur | RM 1,000,000 – RM 18,000,000 | A practical option offering accessibility and convenience, without the premium KLCC price. |
| R&F Princess Cove | Johor Bahru | RM 597,700 – RM 1,600,000 | Ideal for long-stay residents seeking value, accessibility, and cross-border convenience. |
| CloutHaus Residences | Kuala Lumpur | From RM 1,500,000 – RM 2,350,000 | Great for applicants looking for a modern city home with strong rental demand and a prime location near KLCC. |
You can explore these developments to find a property that suits your goals for long-term residency and investment in Malaysia.
Ready to Make Malaysia Your Second Home?
If you’re looking to make Malaysia your second home, staying up-to-date with the latest MM2H updates is essential. With the 2025 changes to financial criteria, property purchase rules, and the addition of SEZ/SFZ incentives, there’s more flexibility than ever to settle in Malaysia.
Visit iProperty’s guides section for more tips and helpful resources.
Still exploring your options? Discover new property launches and top MM2H-friendly projects near you on iProperty.
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